Hoover officials say the redevelopment project under way at the Riverchase Galleria in Hoover, Ala., will give a big kick-start to the economy, which appears to already have gotten back to pre-recession levels in Hoover. (Jon Anderson/janderson@al.com)

HOOVER, Alabama - The city of Hoover suffered through the most recent recession like most other cities in America but weathered the storm and now has recovered to pre-recession days, the city's assistant executive director told a group of business leaders today.

Tim Westhoven, who has been Hoover's assistant executive director since 2006, came loaded with statistics as he spoke today to the Hoover Area Chamber of Commerce Economic Development Committee.

The city of Hoover's general revenues fell from $96.4 million in fiscal 2007 to $87.7 million in 2009 but since that time have gradually climbed back up to $96.9 million in 2012, Westhoven said. That's a strong indicator of the economic recovery because 70 percent of Hoover's general revenues come from sales and use taxes, he said.

In the housing sector, new homes built in Hoover in the early 2000s almost could sell themselves because the housing market was so robust, Westhoven said. In 2005, there were 972 permits issued for new home construction, he said.

New housing starts in Hoover fell to 814 in 2006, 679 in 2007 and 306 in 2008, then bottomed out at 290 in 2009, Westhoven said. The housing bubble burst, leaving banks and developers both leery, he said.

Construction workers prepare a new home site in the Chace Lake community in Hoover, Ala., in March 2010. Despite the recession, Signature Homes sold out 215 lots in the Chace Lake community off U.S. 31 near the Jefferson-Shelby county line in the past four years. (Michelle Campbell/The Birmingham News)

Since that time, new housing starts have increased a bit but remained fairly steady at 354 in 2010, 385 in 2011 and 359 in 2012, Westhoven said. "It's tough to move back into that market," he said.

However, even 350 new homes a year in recent years is huge compared to a lot of nearby cities, Westhoven said.

"Even though we felt the impact in Hoover, I think we continue in some aspects to be the face for development in the region," he said.

Home building in Hoover continued because of the quality school system, low crime, good demographics and good leadership, Westhoven said. "People continue to locate in the city of Hoover."

Perhaps due to the recession, many of those people who already were in Hoover chose to remodel their current homes rather than move into a new one, Westhoven said. Permits for home renovations have climbed from 973 in 2005 to 1,544 in 2012, he said.

Tim Westhoven, assistant executive director for the city of Hoover, Ala.

The city government was able to make it through the recession without laying off employees because of conservative budgeting and fiscal management, Westhoven said. "We tightened our belt. We postponed things that were not immediate expenditures," he said. "The mayor and council were very fiscally responsible and are always looking to make sure we spend our dollars efficiently."

Regarding economic development, city leaders rely a lot on the private sector to determine when it's time to move forward with development, but they try to accommodate and assist in development when it seems beneficial for the city to do so, Westhoven said.

For example, in 2011 the city entered a redevelopment agreement with owners of the Riverchase Galleria that will rebate 50 percent of increased sales tax revenues from the Galleria (from a base year of 2011) for 10 years, up to $15 million, if Galleria owners spend at least $60 million on upgrades. The rebate cap rises to $20 million if the Galleria spends at least $80 million and to $25 million if the expenditures on upgrades reach $90 million.

Construction continues on the new Von Maur department store at the Riverchase Galleria in Hoover, Ala., on April 4, 2013. The store is scheduled to open in November, city officials say. (Jon Anderson/janderson@al.com)

Every mall the size of the Riverchase Galleria goes through a life cycle, where after about 25 years, it needs more money pumped into it to keep it alive and vibrant, Westhoven.

"We're excited to see it all coming into place," he said. "I think it will totally revitalize the mall."

Construction continues on the Walmart Neighborhood Market at the corner of Lorna Road and Patton Chapel Road in Hoover, Ala., on the site of the former Hartwood Apartments on Thursday, April 4, 2013. The store is scheduled to open in July, city officials say. (Jon Anderson/janderson@al.com)

A large empty spot sits next to the Super Target at The Grove shopping center in Hoover, Ala. (Jon Anderson/janderson@al.com)

The Grove shopping center at the intersection of John Hawkins Parkway and Interstate 459 remains a place of opportunity, though it has suffered some setbacks, Westhoven said.

The Grove boasts the largest Super Target store in the country and has a Kohl's, Petco, Dollar Tree and Maurice's, but still has many vacant spots in buildings and vacant outparcels.

Ira Levine, a commercial real estate broker and developer who is chairman of the Hoover chamber's Economic Development Committee, said The Grove suffered because it came on the scene right as the recession hit and potential tenants became leery of expansion.

Lowe's had planned on building at The Grove but now is trying to sell the property it bought there, Westhoven said.